Blk 871 Tampines St 84
Project page · 99-year lease from 1988
Based on 7 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 877 | 01 TO 03 | 104 sqm | S$622,000 | S$5,981 psm | ×1.000 | S$5,981 psm |
| Apr 2026 | Blk 873 | 04 TO 06 | 104 sqm | S$630,000 | S$6,058 psm | ×1.000 | S$6,058 psm |
| Apr 2026 | Blk 881 | 07 TO 09 | 104 sqm | S$662,000 | S$6,365 psm | ×1.000 | S$6,365 psm |
| Feb 2026 | Blk 881 | 07 TO 09 | 107 sqm | S$670,000 | S$6,262 psm | ×0.997 | S$6,243 psm |
| Feb 2026 | Blk 873 | 10 TO 12 | 104 sqm | S$627,000 | S$6,029 psm | ×0.997 | S$6,011 psm |
| Nov 2025 | Blk 882 | 07 TO 09 | 108 sqm | S$668,888 | S$6,193 psm | ×0.996 | S$6,169 psm |
| Nov 2025 | Blk 876 | 10 TO 12 | 108 sqm | S$640,000 | S$5,926 psm | ×0.996 | S$5,903 psm |
How accurate is this estimate for Tampines St 84?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Tampines St 84 since.
- Median error
- 3.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.67% gross yield
S$42,000 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 877 | 4 ROOM | S$3,500 |
| Jul 2026 | 873 | 4 ROOM | S$3,500 |
| Jun 2026 | 876 | 4 ROOM | S$3,700 |
| May 2026 | 875 | 4 ROOM | S$3,800 |
| May 2026 | 883 | 4 ROOM | S$3,800 |
| May 2026 | 872 | 4 ROOM | S$3,750 |
| May 2026 | 873 | 4 ROOM | S$3,200 |
| Apr 2026 | 872 | 4 ROOM | S$3,500 |
median of 16 HDB rental approvals for 4 ROOM on Tampines St 84 since 2025-10.
Buying or selling at S$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 871 Tampines St 84
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Poi Ching School · 404 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 562 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 932 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Angsana Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,220 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,767 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,854 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 871 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$620,000 | S$5,962 psm |
| May 2025 | Blk 871 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$725,000 | S$5,992 psm |
| Apr 2025 | Blk 871 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Sept 2024 | Blk 871 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$730,000 | S$6,033 psm |
| Feb 2024 | Blk 871 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$645,000 | S$5,331 psm |
| Feb 2024 | Blk 871 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$590,000 | S$5,673 psm |
| Feb 2023 | Blk 871 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Jan 2023 | Blk 871 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$562,000 | S$5,404 psm |
| Oct 2022 | Blk 871 · 5 ROOM · 10 TO 12 · Improved · 65 years left | 121 sqm | S$585,000 | S$4,835 psm |
| Jun 2022 | Blk 871 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Jan 2022 | Blk 871 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 121 sqm | S$570,000 | S$4,711 psm |
| Dec 2021 | Blk 871 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Oct 2021 | Blk 871 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$455,000 | S$4,375 psm |
Showing 13 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 871 · 4 ROOM | S$2,100 | — |
| Nov 2025 | Blk 871 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 871 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 871 · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 871 · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 871 · 4 ROOM | S$2,000 | — |
| Aug 2024 | Blk 871 · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 871 · 4 ROOM | S$2,100 | — |
| Oct 2023 | Blk 871 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 871 · 4 ROOM | S$3,400 | — |
| Oct 2022 | Blk 871 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 871 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 871 · 4 ROOM | S$2,650 | — |
| Mar 2021 | Blk 871 · 4 ROOM | S$1,900 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$607,821 | S$671,083 | S$726,796 | S$739,507 |
| 10 years | 50 years | S$580,223 | S$707,289 | S$829,601 | S$858,872 |
| 20 years | 40 years | S$518,899 | S$771,056 | S$1,060,793 | S$1,136,971 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.